Real Estate Commission
12-13%of exam
Licensure
20%of exam
Agency + Disclosure
25%of exam
Licensee Regulation
27-28%of exam
Miscellaneous PA Law
15%of exam
Quick Facts
- Vendor
- Pearson VUE
- Questions
- 80 national + 40 PA
- PA pretest
- 10 unscored
- Time
- 150 + 60 min
- Pass
- 75% each section
- Education
- 75 hours
- Scores valid
- 3 years
- Outline
- March 16 2026
Fund Limits
$20k claim, $100k licensee, suspension
Judgment first$20k claim$100k licenseeRepay to reinstate
Recovery vs Discipline
Recovery Fund
- Consumer compensation
- Judgment required
- $20,000 claim
Discipline
- License sanction
- SREC order
- Practice restrictions
Payment vs license
SREC Powers
- SREC
- PA licensing regulator
- BPOA
- Professional boards bureau
- RELRA
- Primary license law
- 49 Pa Code
- Commission regulations
- Licensure
- Grant or deny
- Discipline
- Suspend or revoke
- Education
- Approve providers
- Schools
- Commission approval required
Complaints + Hearings
- Complaint
- Starts investigation
- Investigation
- Fact gathering
- Hearing
- Formal process
- Appeal
- Challenge order
- Subpoena
- Compel records
- Consent order
- Settlement discipline
- Civil penalty
- Monetary sanction
Recovery Fund
- Final judgment
- Required first
- Fraud
- Covered misconduct
- Misrepresentation
- Covered misconduct
- Deceit
- Covered misconduct
- One claim
- $20,000 max
- One licensee
- $100,000 max
- Fund payment
- License suspended
- Repayment
- Required for reinstatement
License Clock
75 hours, 5-year courses, 3-year scores
75 hours5-year education3-year scoreBroker needed
Pearson vs PSI
Pearson
- Current PA vendor
- Clarus scheduling
- 2026 outline
PSI
- Old PA vendor
- Do not rely
- Pre-2023 change
Use current handbook
License Path Picker
- Never licensed→75 hours + exams
- Recent active license→PA state exam
- Reciprocal state active→Reciprocal method
- Expired five years→Retake exams
- Passed exam→Apply within 3 years
- No employing broker→Cannot apply
Salesperson Qualifications
- Minimum age
- 18 years
- Education
- 75 hours
- Course age
- Within 5 years
- High school
- Diploma or equivalent
- Exam
- National + PA
- Broker statement
- Supervision certification
- Application
- Within 3 years
- Clarus
- Salesperson eligibility
License Triggers
- List property
- License required
- Sell property
- License required
- Buy for others
- License required
- Negotiate exchange
- License required
- Lease property
- License required
- Collect rent
- License required
- CMA
- Broker employment required
- Unlicensed practice
- Discipline risk
Renewal + Reactivation
- CE
- 14 hours
- Renewal deadline
- May 31
- License cycle
- Two years
- Expired 5 years
- Retake exams
- Inactive
- No practice
- Reactivation
- CE plus application
- Reciprocal license
- Keep home active
- National waiver
- Recent active license
Notice Timing
Initial interview, before relationship confusion
In person: writtenRemote: oralShowing: writtenRefusal: note
Notice vs Agency Contract
Consumer Notice
- Initial interview
- Disclosure summary
- Not employment
Agency Contract
- Creates relationship
- Written terms
- Compensation details
Disclosure vs agreement
Notice Picker
- Initial in-person interview→Written notice
- Initial phone interview→Oral disclosure
- First in-person meeting→Written notice
- First property showing→Written notice
- Consumer refuses signature→Note refusal
- Signed disclosure obtained→Retain copy
Consumer Notice
- Initial interview
- Give disclosure
- In person
- Written notice
- Remote first
- Oral then written
- First showing
- Written deadline
- Signed copy
- Consumer receives
- Refusal
- Note on form
- Retention
- Keep acknowledgment
- Not contract
- Relationship disclosure
Dual vs Designated
Dual agent
- Broker represents both
- Written consent
- Limited advocacy
Designated agent
- Separate licensees
- Same broker
- Party advocacy
Same agent vs separated
Agency Relationships
- Seller agent
- Represents seller
- Buyer agent
- Represents buyer
- Dual agent
- Both parties
- Designated agent
- Separate licensees
- Transaction licensee
- No advocacy
- Subagent
- Assists principal
- Written consent
- Dual agency required
- Confidentiality
- Survives relationship
Licensee Duties
- Loyalty
- Principal first
- Disclosure
- Material facts
- Reasonable care
- Competent practice
- Accounting
- Money and property
- Obedience
- Lawful instructions
- Conflicts
- Disclose promptly
- Documents
- Provide copies
- Compensation
- Through broker
State Outline
5-8-10-11-6
SREC 5Licensure 8Agency 10Regulation 11Misc 6
Salesperson vs Broker
Salesperson
- Broker employed
- No direct pay
- No independent practice
Broker
- Supervises licensees
- Maintains escrow
- Pays commissions
Supervised vs supervisor
PA State Priority
- 11 items→Licensee regulation(Largest bucket)
- 10 items→Agency/disclosure(Consumer Notice)
- 8 items→Licensure(Eligibility rules)
- 6 items→Miscellaneous(PA specifics)
- 5 items→Commission(SREC powers)
Advertising
- Broker name
- Prominent disclosure
- Salesperson name
- Under broker
- Team name
- No broker confusion
- Franchise
- Broker identity remains
- Blind ad
- Prohibited risk
- Listings
- Authority required
- Solicitation
- Rule controlled
- Internet ads
- Same rules
Commingling vs Conversion
Commingling
- Funds mixed
- Trust breach
- Accounting problem
Conversion
- Funds used
- Personal benefit
- Serious theft
Mixing vs taking
Funds Picker
- Earnest money received→Broker escrow
- Client funds held→Trust account
- Funds disputed→Hold funds
- Personal funds mixed→Commingling violation
- Funds used personally→Conversion violation
Broker Relations
- Salesperson
- Broker employed
- Associate broker
- Broker under broker
- Broker
- Supervises licensees
- Broker of record
- Entity supervisor
- Branch office
- Registered location
- Change broker
- No gap practice
- Commission pay
- Employing broker only
- Supervision
- Active training
Funds + Accounts
- Escrow
- Broker responsibility
- Deposit money
- Trust funds
- Commingling
- Mixing funds
- Conversion
- Misusing funds
- Dispute
- Hold until resolved
- Accounting
- Track all monies
- Records
- Available for inspection
- Checks
- Document trail
Prohibited Conduct
- False promise
- Discipline ground
- Misrepresentation
- Discipline ground
- Undisclosed dual
- Consent missing
- Kickback
- Disclose interest
- Required service
- Not allowed
- Bad escrow
- Serious violation
- Incompetence
- Discipline ground
- Unworthiness
- Discipline ground
Disclosure vs Investigation
Disclosure
- Known defects
- Use form
- Update changes
Investigation
- Seller not required
- Buyer diligence
- Expert reports
Known facts matter
Seller Disclosure
- Residential transfer
- Disclosure required
- Known defect
- Must disclose
- No investigation
- Seller not required
- False answer
- Liability risk
- Changed fact
- Notify buyer
- Agent duty
- Provide form
- Agent liability
- Actual knowledge
- Limitations
- Two years
PA Miscellaneous
- PHRA
- State fair housing
- Human Relations
- Protected classes
- Timeshare
- Separate rules
- Condominium
- Resale documents
- Planned community
- Association documents
- Leasing
- State outline topic
- Property management
- State outline topic
- Forms
- Know proper use
Common Traps
Provider confusion
Pearson is current ≠ PSI is outdated
Notice timing
Initial interview ≠ Not after contract
Dual agency
Written consent required ≠ Assumption not enough
Compensation flow
Broker pays salesperson ≠ Client pays broker
Escrow discipline
Commingling mixes ≠ Conversion takes
Recovery Fund
Judgment first ≠ License suspension follows
Seller disclosure
Known defects disclosed ≠ No investigation required
Passed section
Do not retake ≠ Use 3-year window
Last Minute
- 1.PA outline: 5-8-10-11-6
- 2.Pearson VUE is current
- 3.PA state: 40 scored
- 4.PA pretest: 10 unscored
- 5.Pass each section: 75%
- 6.Education: 75 hours
- 7.Scores expire after 3 years
- 8.Consumer Notice: initial interview
- 9.Dual agency needs written consent
- 10.Salesperson paid by broker
- 11.Recovery: $20k / $100k
- 12.Disclosure covers known defects
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